Pacita's Quick Bytes of Real Estate: August 2009

Six feet tall, big pots...all twelve of them! CANNABIS! 

They look like lovely plants. Certainly can be used as ornamental trees on the wide balcony. The fragrance is....well....quite intoxicating.

But they don't belong in the house. And if the word got out, who knows who will want to break down the door and get to these healthy, thriving, monster plants!

The former tenant (cancer survivor) of this house is licensed to grow and use them for medicinal purposes. So there is NO CRIMINAL ACTIVITY in this case.

But he has since vacated and left these really BIG potted plants that are just too heavy and difficult to move.

So jump right in, tell me what YOU will do!

Do we cut them down? Imagine putting the trimmings into huge trash bags and bins for the trash collector to pick up.

Do we put the clippings outside and burn them? And get the entire neighborhood high? In a bone dry hillside lot known as a fire-hazard?

Do we ask friends to help move them? But what if they get stopped for possession?

Interesting dilemma. I'm getting the giggles just thinking about it.

By the way, it's not on the MLS, no one knows where it is....so don't ask me :)

This is a remarkable woman.....

I met with a client who is getting ready to put her father's house for sale as a short sale.

House and hospice

When we met, she introduced me to a woman whose husband is dying and will need hospice care. Because the woman needed help and had nowhere to go, my client offered her father's house for them to stay, with the stipulation that they will allow realtors to show the house.

The house is vacant, but my client arranged to have furniture set up for their comfort, brought in a washer and a dryer, had the place thoroughly cleaned and disinfected.

Turns out that she had just met this couple. And when she found out they needed help, she didn't hesitate for a moment to jump in.

WHY?

When I asked why she risked having people in a house she's trying to sell, as a short sale, no less, and the fact that the husband is terminal and may die at the house which makes it even more difficult to sell, she stated simply: "I'm doing it in honor of my father."

It's a beautiful house, but one she can not maintain (or afford to buy herself) after her father passed away less than a year ago. She personallly supervised making the house handicapped accessible because her father was an amputee.

As for helping this couple, who, until just a few weeks ago were total strangers, she said what she is doing is something her father would have approved.

Other acts of kindness

Today, he's happily jumping and running on three legs, playing with his two sisters whom she also rescued.

Goodness personified

I look at this woman, and I see pure goodness and love. May we meet more people like her to serve as an inspiration for kindness.

Showing a buyer the "what ifs" when thinking of how much to offer, etc. has never been easier once I got the hang of using Fidelity Agent software to do the estimates.

Yesterday, I was showing my client a house....and he was wondering what his options are in terms of down payment, what his monthly payments would be, how much he can offer.

I whipped out my iphone to show him some scenarios. I followed up by sending him emails of some estimates, using Fidelity Agent software which cost me $27 to upload on my computer AND on my iphone.

Yes, these are estimates, and final figures will be different...but this is a good way to illustrate the differences in buying scenarios. This is what I shared with him --- it didn't take too long to come up with these estimates. But oh, the value of matrices!

SCENARIOS  and ESTIMATES - when buying a house in Alameda CA

My client was appreciative of the "paint by numbers" picture I prepared for him. I think being able to do this on the spot opened his eyes to other possibilities.

RELATED POSTS

Fidelity Agent: A WOW tool for quick answers for real estate calculations --- for your computer and your PDA!

First Time Buyers need CMA and PITI calculations ---and good photos for a good first impression

Don't know how to estimate PITI? Closing Costs? Copping out by deferring estimates to escrow officer?

WHAM! I must have had 70-80 groups of people who came through my open house this past Sunday. So I did an impromptu survey to ask them how they heard about the open house.

ONLINE MARKETING RULES!

The numbers validate why it's so important to get your listing online: 

80-85% said they saw my listing on the internet  Some were sent by their agents. And the rest are curious neighbors.

Pictures. Videos. When I asked why they picked this particular house to visit, all of them said they liked the pictures. Others said they liked the fact that there was a YouTube video (created from my visualtour) so they have an even better idea of what to expect. It works!

Details about the open house. Many said they came because the information said that there would be a Sunday open house. Aahhh....that's also very important to put in the MLS, etc. when the first open house will be. It isn't enough just to put details about the house.

Signs. A few staggered in when they saw my signs --- signs that had fluttering metallic ribbons, and placed in strategic locations where the western sun will shine on them (my signs are hardly ever in the shade, or blocked by parked cars)

Other positive feedback.

• They liked how clean the house looks and smells. the importance of cleaning, decluttering! 
• They liked how the house is staged. Even the most minimalist staging can make a difference in ambience
• Handouts. I had local maps, copies of the local magazine, copies of my latest REALTYTIMES newsletter, and my magnetic memo board with my name/number on it. People like handouts!

MARATHON

It wasn't easy getting this all done in a very short time. It was like a marathon week --- getting professional housecleaners, bringing in my own staging stuff, taking a lot of pictures, creating a visual tour, converting to video, posting on a lot of sites, creating a brochure, preparing all the handouts, etc.

OFFERS!

But now, I have five offers in hand, and more expected before the week is over. Not bad...for a SHORT SALE!

RELATED POSTS

What I did to get 70-80 groups to come to my open house

You must be on YouTube! How to do with what you have now

Convert Visual tour to Video then post on YouTube and Facebook

10 things to do when posting on craigslist

"We are thinking of buying our first home. Can anyone recommend a local realtor? One who is knowledgeable, patient, experienced and does not have a car salesman attitude (no offense)" 

This was asked on Trulia...and it raises another question: why are realtors and car salespeople often lumped together and not in a good way?

When I review every thing I do for my clients beginning to end...it amazes me at just how much we do! Yet we suffer the same indignity of being unappreciated by the general public.

A good car salesperson

When I was at the Concord Honda dealership last Thursday for our final push to participate in Cash for Clunkers program AND buy a car through our Costco membership, I was thinking about this very question.

Our car sales (and Costco certified) representative was as professional as he can be. No hard sell. Completely answered our questions and explained the programs, very carefully went over each item on the contract. Was not at all pushy. He made our car-buying experience a very pleasant one. I am going to write a letter of commendation for his service.

We've bought many cars before, and we can discern who are straight-talking professionals. They are the ones with the most salesman awards, who have completed several educational courses, who always look polished, who received the most letters of commendation that are on display.

What exactly is a "car salesman attitude"?

When people go into dealership, does it seem to you that it's the buyers who have the attitude and they go in with all guns blaring, thinking that they know what they want, and taking the stance that they won't take any flack from a salesman?

Yet, they will ask the salesman all kinds of questions, ask him to show different kinds of vehicles, go over the prices, the features, the options, and trust him to write up the offer and then agree to speak with the in-house finance manager. Not much different from home buyers, isn't it?

So what is it about the car salespeople, especially USED car salespeople that the public dislikes?

And why are realtors compared to car salespeople so often?

RELATED POSTS

Posting my new listing on YouTube, Trulia, Zillow, Craigslist, website...WHEW!

How much is your time worth? What I do for my sellers

Cash for Clunkers ---- where's the money? Dealers are saying NO WAY, NO HOW.

If you're feeling blue, this video is sure to get you guffawing in no time. It's just so darned funny that I didn't want for Funny Friday to share this video in case you haven't seen it before.


ENJOY!





I am soooo enjoying having YouTube for entertainment. It's been a wonderful treasure chest of the most amazing videos. I especially like videos of shows that I have missed.

After the government agreed to infuse more funding for the Cash for Clunkers program, auto dealers advertised heavily to get people to come to their dealerships.

Gary and I decided it's now or never. We have a much beloved 1989 Grand Cherokee jeep with nearly 200,000 miles. Still runs, still provides good service. But with the Cash for Clunkers program, we figured it's time to say good-bye.

IN SEARCH OF DEALERS

We checked the COSTCO AUTO PROGRAM and went to the nearest Costco certified dealerships. 

First stop: Ford. In search of another Ford Escape Hybrid with GPS. They've run out. Other dealers who do have them won't release their cars. Many dealers have stopped participating in the Cash for Clunkers program because they haven't been paid on any of the deals they have already closed.

Second stop: Honda. In search of a Honda CR-V with factory-installed GPS. They only have one on the lot. But they're not willing to participate in the Cash for Clunkers program. Same problem: they haven't been paid on their deals.

Third stop: Toyota. In search of a Rav-4. Nope. They're not participating in the Cash for Clunker program either.

Phone call to out-of-area dealers: they have litttle or are out of inventory, or they won't participate in the Cash for Clunkers program.

Recent news headlines: Dealers yet to see most Cash for Clunkers payments 

So what happened to the money? The first wave of funding went fast. The second wave of funds was approved. But dealers are balking and won't participate because they haven't been paid for the deals they did close.

So where's the money?

And while searching for a qualified exchange for our clunker, I found some really interesting things, like Ford provides the capability to research specific dealers' inventories.

RESOURCES

WHY PAY STICKER PRICE This is another wonderful resource

When I registered to find a couple of Honda dealers who are accredited, I found this additional service that provides TRUECAR REPORTS that I was able to copy using SnagIt.

Thus, when we do find a dealer who is willing to deal, we come prepared.

UPDATE:

For three days, between Gary and me, we scoured the internet and worked the phones. Found a Honda dealer who will honor BOTH our Costco membership price as well as do the Cash for Clunkers, and who has the vehicle we want: Honda CR-V EX-L.

So we're driving to Concord CA, 25 miles away, and get this deal done on Thursday.

Yesterday, I met with a buyer for the first time after he CONTACTED ME VIA EMAIL to help him buy his first house.

Fortunately, he agreed to meet me at my office so that we can discuss his situation and what his requirements are.

I couldn't help but ask him, "Why did you choose me as your REALTOR" since he found me on the internet. I was dying to know.

And this is what he said why he chose me as his REALTOR:

... I searched online for an agent who knows the area

... I found your name on line, and decided to check you out, in addtion to other agents.

...I visited your website, and what you wrote made an impression because you provided very good information about buying

... It seemed that you are very professional at what you do

...but best of all, it seemed that  you really LIKE WHAT YOU DO. And that's very important to work with someone who enjoys what she's doing.

LESSONS LEARNED:

1. Be visible on the internet. Have a professional website. Blog, blog, blog.  Thanks, Active Rain for having me in this forum!

2. Offer good information that people want to know. Your site shouldn't only be about your listings or how great you are. Ask yourself: if you were a buyer/seller, what do you want to know?

3. How you present yourself makes a huge difference. It isn't only about your being a top sales person. Express  yourself in why you are in this business. I had indicated that I found my "bliss" in real estate, and that even as a kid, I had always loved architecture. My joy in being a realtor is real.

I think we have reached a point where I CARE MORE ABOUT THE SELLER'S FINANCIAL WELL-BEING THAN SHE DOES.

Short sale should also mean short fuse.

No matter how many times we explain to people that short sale is anything but short, and that it will take time to get a response that will determine the right course of action, some people have short memories.

This seller previously listed her condo with another agent but didn't get a single offer after more than six months. I agreed to help her because although there are two loans, they are both with Bank of America. When I took over the listing I staged it a little bit, posted more pictures and a visual tour, and immediately received two good offers. The first offer I sent off to the lenders, and the second is in back-up.

I even engaged a third party short sale negotiator to try to move this process along. Unfortunately, the process is moving at a snail's pace.

The seller was apprised every step of the way....but she is complaining that it's taking so long. She wails "It's been a year!" (I have only had it 3 months). At this point, she just wants to forget about the property and let it foreclose. She is starting to remove things like drapes, and she turned off the electricity.

Told her she can't remove things like fixtures from the property because these items are part of the property as advertised on the MLS, and on the offer.

Also tried to explain (again) why a short sale is less disastrous on her credit than a foreclosure.l  gave her a printout on the effects of a short sale versus a foreclosure, and why we are doing our best to have this sold before the bank takes over.

She's saying she doesn't care. Let it foreclose!

The buyer is hanging in there....and wants to move forward if the bank will approve the short sale. So until we receive a definitive answer, the contract is in play. I have apprised the buyer's agent to not be surprised if the seller cancels. And that may be the best solution for all.

As a blogger, there are no excuses not to learn basic SEO...but I've focused on just getting started on blogging and thinking of content, watching what others say and contribute, and doing some myself.

When  I did Google "Alameda Realtor" I was pleasantly shocked at what I saw. Out of the 10 realtors/offices on the Google map where to find an Alameda Realtor, I'm there --- TWICE!

And the first entry that got more traffic? My ACTIVE RAIN BLOG! Yey! It really works!

So excited!

Still haven't learned to do a lot of the stuff that others are doing, like changing fonts and colors, and animating art, using buttons, etc. But at least I learned how to add a couple of widgets like the ones from Trulia showing sales/inventory trends, and like my former alter-ego on Meez. And I even learned how to convert my visual tours to video and upload them on youtube. Yes, I heard of google analytics. Haven't done that yet, either.

I bookmarked a lot of how-tos, with the intention of checking them out later....

And I am now learning how to use SnagIt. I know....I'm a slow learner and slow adapter...but at least I'm here. And this is my very first SNAGIT. This is inspiring me to keep on blogging! And now, to learn how to do it even better.

 This is what I needed: an extra inspiration to help me boost my internet marketing presence.

Thanks, ActiveRain-ers for all the good stuff that you share with us to make us even better at what we do for our clients and for ourselves.

If you can't fight them, join them...or CORRECT them!

I occasionally visit Zillow to check the value of my property which can rise and dip $50K-75K within any given week. So yes, I admit...I look at Zillow.

In the beginning, there was a raging inferno of protests when Zillow first launched. But as Zillow has grown more mainstream, it may be foolish to refuse to acknowledge that they provide a service that our buyers and sellers will and do consult.

PRE-EMPTIVE STRIKE

Today, even before my clients bring it up, I will do a pre-emptive statement about what Zillow says, and then provide more in-depth information that will either support or debunk the Zillow's estimate.

STARTING POINT -- a source, but not THE ONLY source

Remember that the Zestimate is, in their own words, a "starting point". They do provide a lot of good information including the last time it was sold (or the last change in ownership), trends in the local and national levels. They also provide an opportunity for the homeowner to claim his home and update the information, as well as put his own estimate of the property's value.

Listing agents can also claim the property and put up our own photos and descriptions.

ERRORS -- An opportunity to provide correct information

In my listing presentations, I always include a printout of the latest Zillow Zestimates. I also include Cyberhomes' estimate.

They are very rarely the same, and oftentmes, the differences are so vast that it helps to illustrate why it's so important to have a comprehensive Comparative Market Analysis

Here's another saying that we should remember: Keep your friends close, and your enemies closer.

HOW ZILLOW ZESTIMATES

And by the way, if you haven't seen this blog and video yet on Understanding the Zillow Zestimate then you should. Agree or disagree just keep in mind that thousands of your buyers and sellers are looking at Zillow. And so should you.

Zillow also gives a guide for real estate professionals and how to market yourself on Zillow 

Can't hurt to check them out. It will hurt not to know.

Giddy with pleasure that I have a new client who's interested in buying a home in a high-end development, I scoured through listings that may meet his family's requirements.

I was surprised --- and somewhat disgusted --- to find several properties, some over $1 million, that do not have even ONE picture. Some only had one picture. Some had very dark images (that's what happens when you take a photo of a room against the light and don't use a flash fill)

For these homes, at these prices,  if the agents are hampered by not having a decent camera, if they don't know how to take decent pictures....for goodness' sake, HIRE A PROFESSIONAL!

Many of these homes are regular sales, too. If I were the seller, I would freak at how badly my home is being marketed online where nearly 90% of home buyers start to look.

EXAMPLES of BAD PHOTOS from these million-dollar listings

Fuzzy photo

Overexposed

Dark room

Shadow

The theme was Gain the EDUTIZING Edge: How to build your business by giving today's buyers and sellers what they really value----local market insight!

When the California Association of REALTORs sent out the invitation to attend this seminar in San Francisco, I was intrigued.

What the heck is EDUTIZING? Is that even a word? Here's a link to the powerpoint presentation that will edutize you. (Educate, emphatize)

According to this white paper, "Edutizing is a new method or promoting your services....instead of overtly promoting an agent's photos and property listings...it allows an agent to provide information and real esate education to build a relationship with a consumer BEFORE trying to sell them something.

KEY LEARNINGS

• Educate. Empathize. Don't advertise
• Share information that your target audience is interested in, wants to know
• Don't talk about yourself or your company or how fabulous you are --- talk to the consumer about what will help THEM! They will always think "What's in it for ME?" Geez...where have we heard that before?
• Localize the information, after all, real estate is local. Don't trump information on a national level. Scale it down --- even to the neighborhood level
• Online, online, online ----that's where buyers and sellers are, and that's were you should be
• Top social networks: Facebook, MySpace, Twitter and LinkedIn. Are you there?
• Tools of the trade: Visual tours,video
• Go Green! Why? It's important to your clients. So be there, or be square!

EDUTIZING'S THREE-PRONGED APPROACH

• WEBSITE
  • Use VIDEO because 70% of home sellers are likely to use their home with an agent who created a home video (whereas only .08% of agents have actually posted a video!)
    • NOTE: If you're using VisualTour, click to find out how you can Convert VisualTour to Video for YouTube, then post on Facebook 
  • Specialize because 80% of home buyers prefer to work with an agent who specializes in their particualr property type
  • Email updates - 74% of home buyers believe automatic updates are valuable
  • Direct email. Strongest message: Has real estate stabilized?

• SOCIAL NETWORKS Not there yet? RUN! But make sure you do it right, Don't inundate your Facebook friends with nothing but your listings. If you do, those friends will not be your friends too long.

• SMARTPHONES - Internet access. Camera/video capability. Instant response (text). Your choice of phone will reflect on you. Are you in, or out?

MIRROR YOUR TARGET AUDIENCE  They're on the net, they're on Facebook and Twitter... they're texting...what are YOU doing?

RELATED POSTS

I so enjoyed the presentation that I started looking for more information about it, and found that on Active Rain we have someone from the WAV group who has been blogging about Edutizing for quite a while now. Meet Victor Lund who blogged about:

• Who should drive this real estate bus?
• Need help selecting a visual tour? A White Paper
• Using your VOW website to communicate with Buyers

And another white paper on "Make More Green by Going Green" 

How did I miss these?

Active listings - 15
Listings under contract - 25

Listings sold - 14 or 7% of total
Average days on market for sold short sales - 83 days

In a previous post, I ranted about agents who can't/don't service their listings or who don't return phone calls, emails, etc. whenever we call about their listings. That opened a flood gate of other agents who have run into their own share of bad agents.

Here's one that Susan Rogers  from Denver Colorado shared as her favorite

Agent: You can't see the house because there are no keys in the lock box.

Me: When will they be there?

Agent: I really don't have time. Tell you what, I'll mail you the keys and you can put them in the lockbox when you show the house!

Me: I don't think so. WHO ARE THESE PEOPLE?

Called REO agent to tell him the key is missing. He huffs: "So what do you want me to do about it?"

Drove by vacant REO listing to check it out before my client arrived. Noticed people are living there. Called the listing agent that the MLS listing showed that this property is vacant. Agent said, "Oh, they're squatters....just go ahead and call the police and have them evicted."

My story: 

Me: The key doesn't work because the lock is broken. Can you have the lock fixed?

Agent: Try the back door.

Me: The back door is boarded.

Agent: Just take someone like a handyman with you. Have him remove the board...just replace it after you're through.

Steven Lloynd's experience:

"Got an email from an out of state agent wishing to see a listing of mine and said will try to make it by noon (Saturday)...got an email at noon saying slowed by traffic could be more like 2pm...email at 3 pm saying stopped for lunch will try to make it before 5pm.

And last but not least got a call on my cell 7:30 pm Saturday night (home with family and visitors from out of state)..we just got here can you come out NOW??.

Are you kidding me?"

Lane Bailey said "...She was on vacation at the beach where she has bad cell reception and didn't have anyone covering locally..."

Bernice Dubon from Calgary said: "I have a buyer waiting to submit an offer. I've been calling the listing agent for 2 days... Still no response. Do they want to sell houses or not?"

Since I won the Magnetic Lenses to give my pocket digital camera wide-angle capability, I happily logged on and ordered it. Even if I had to pay for it, it may be worth it, for only $39.95! I had to check it out.

Simple to use lenses for use on multiple cameras

PROS: Definitely gave me greater depth. Easy to mount -- magnetic ring with adhesive attaches to outer rim of lens. And lens adheres to the ring and stays there! Lightweight lens.

CON:  Visible rounded corners have to be cropped. Need to make allowances for what will be cropped out. More time spent cropping!

UPDATE: A Magnetic Lenses support person name Josh made a simple recommendation that solves this problem: Zoom in just a tad until the corners disappear. You will still have a good wide-angle picture photo. And indeed, it worked!

UPDATE: Found a Youtube video using Magnetic Lenses on a camcorder, and comparing it with the manufacturer (Sony)'s own lenses for that specific camcorder. You can use Magnetic Lenses with your Flip, too! As the Magnetic lens guy says, just zoom in a tad and the round corners wll disappear.  http://www.youtube.com/watch?v=x6s7cOr6084

UPDATE November 2009: Some folks who ordered their Magnetic Lenses report that they have not received their lenses, nor can they get through to anyone at the company for a resolution.

Photo without magnetic lens

Photo, cropped 

MORE BEFORE/AFTER CROPPING. I also tried interior shots. I hate those pictures where all one can get is a picture of a corner of the room. This one I took from one end and managed to get more room in the picture. If I use this, I will definitely have to look at it from the point of view of how much i need to crop from the picture so that it looks presentable.

OR, as the Magnetic Lens' Josh said, just zoom in a tad....this gets rid of the rounded corners without losing too much of the photo. It works!

RELATED POST

Wide Angle Lens for your Point-and-Shoot digital camera for only $39.95

ATTENTION: SELLERS! This is why it's important for you to choose your agent carefully, and to check out how your property is promoted for sale. If you're selling your property as a short sale, all the more important that the listing reaches the widest possible market.

For two days, I tried to get hold of several listing agents of separate properties in downtown Hayward CA. Because I wanted to group similar properties to show to my clients, I tried to line up all the listings in which they may be interested.

RANT #1. Out-of-area listing agent. The listing showed up on REALTOR.com, but not on our local MLS, or in the MLS Alliance of different area boards. Tried to track down the listing agent by typing in the address of the property. It shows up on Redfin as listed by a company called San Felipe Realty and Mortgage --- in Sacramento ----  100 miles away! Tried to locate the listing on their website --- no listings featured. Tried to call. No answer. There's no fax or email either. No remarks on REALTOR.com regarding special instructions to make appointment or for submitting offers, or what type of listing this is (short sale? REO?)

RANT #2. Assistant Realtor? Called the listing office. Was transferred to a cell phone. At 2:00 pm, after speaking with listing agent who said he has someone else handling the listing, I called the number he gave me, left message that I want to show the listing the following day. The next morning, at 11 am, I called again. As of 11 pm that evening, still no response. I emailed the listing agent that my clients are writing an offer on another property since this listing agent and his "assistant" were unresponsive.

RANT #3. No call back. NADA. Called two other agents on two other properties. Left messages that I would like to show the properties. Two follow up calls later, still no response.

RANT #4. More out-of-area listing agents. Their listings don't show up on the local MLS. Their MLS isn't affiliated with ours. And when their listings show up on REALTOR.com, there are no pictures, no instructions. And contact info is incomplete: no email, no fax, no website.

WHAT IS THE MATTER WITH THESE PEOPLE? They're some of the reasons REALTORs get a bad name!

If they can't service their listings, refer them to local realtors who can!

UPDATE:  Was shocked to find out that one of this unresponsive and irresponsible agents is the broker himself!